You might try really high grade caulk and adhesive in one, like for putting up shower surrounds.

Sounds like you have $109K in this place, plus your purchase costs and whatever you spend on fixup prior to the sale.  

figure out how long similar properties in the area, at similar price points have stayed on the market, prior to saleDo those things, then run your numbers using the new data.My personal opinion is, assuming the numbers are accurate - which I don't, an experienced rehabber could net $13k. 

If the couple moves out and you knew he lived there prior to that then he very likely has tenant rights, that will vary by jurisdiction but I'd say the vast majority will treat him as a tenant.  

Include when the option will be exercised, usually prior to construction, and what terms must be met for the option to trigger the sale.

He said they did not have the time, prior accountant's mistake, their other clients never had this kind of mistakes.

So I start checking court records and prior landlords. 

Prior to being a real estate agent, I managed a high profile comedy club and am especially adept at negotiating and marketing.

Use of water or recorded rights are what give you rights to use it (prior appropriation). 

hi brant. here in new york, the previous owner does have one year to redeme their property, but once it has gone to tax sale, they have to pay YOU, the buyer the taxes and interest on the amount. they cannot go into city or county hall and just pay the taxes after the sale. no, i personally have not had anyone redeem their property after i have bought it at sale. i am sure some people have had that happen. i have seen people show up at the sale and redeem them just prior to the sale and i have seen one person consult with the buyer right at the auction and ask if they could come to terms with him to keep their property. basically, the tax sale is pretty full proof, not a lot of issues.